I'll be going down to part time as a physical therapist to develop myself as a RE broker.

I'm familiar with the city and have called it home for nearly 20 years, but due to my job am unable to physically visit properties.Thanks!

No the lender does not have to physically be in the same state you are investing but they must be licensed/qualified to lend in that state. 

What are the physical differences between the two?

The town has a decent amount of inventory where I know deals could be made, however I can not be there to physically look at all of them.

I am trying to get my brother-in-law to buy a house hack and the one thing I keep telling him is that, although the physical cash flow isn't exciting...add in the monthly payment that you do not have to come up with....NOW its exciting. 

Make the listing/ad about the rental itself and its physical location, not the "who" of the place.

Have you physically inspected the property yet?

Buyers are often scared that they will "waste" money on inspections: $300 to $500 for a physical inspection maybe another $200 for a foundation inspection.. etc but that is the cost of doing business...

Especially this time of year, most people are not watching the auctions, or going to the physical ones.